When will exchange of contracts take place for domestic conveyancing in Heath Hayes and am I required to attend the lawyers branch?
If you are in close proximity to one of the conveyancing solicitors in Heath Hayes you are welcome to attend to sign the paperwork. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you digitally. The signing of the contract is not the important part. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Heath Hayes)to be in the office at the appropriate time.
I used Arc property Solicitors a few years past for my conveyancing in Heath Hayes. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Heath Hayes of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Heath Hayes benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my solicitor about this side-deal as it may adversely affect my mortgage with Birmingham Midshires. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a property in Heath Hayes before retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend not give a loan on this type of premises.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Heath Hayes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Heath Hayes to see if the conveyancing costs will increase in light of this.
Am I better off to use a Heath Hayes conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can deal with the conveyancing but they are based a couple of hundredkilometers drive away.
The primary upside of using a local Heath Hayes conveyancing practice is that you can pop in to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Heath Hayes know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that should surpass using an unknown Heath Hayes conveyancing lawyer solely due to them being round the corner.
I work for a reputable estate agency in Heath Hayes where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Heath Hayes conveyancing firms. Can you shed some light as to whether the seller of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a leasehold flat in Heath Hayes, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Heath Hayes with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease finishes on 21st October 2078
You have 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.